Loading document...
==== PAGE 1 ====
22/00213/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00213/B Applicant : Mr Dave Corrin Proposal : Erection of polytunnel Site Address : Ballaneven Compost & Horticulture Ltd Poortown Road St Johns IM4 3RA
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.05.2022 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. If the horticultural use of the polytunnel hereby approved ceases for a period exceeding 12 months, the polytunnel and any supporting base shall be removed and the ground restored to its former condition within 3 months of the date of the cessation, unless a time is otherwise approved in writing by the Department.
Reason: The building has been exceptionally approved solely to meet a specific need and its subsequent retention would result in an unwarranted intrusion in the countryside.
This application has been recommended for approval for the following reason. The application is considered to comply with General Policy 3(f), Environment Policies 1, 2, 15 and 17 and Business Policy 1 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to Location Plan, Aerial Map, Supporting Statement, Polytunnel Specification Sheet and Site Photo all date stamped and received 15/02/2022. The approval also relates to Site Plan and Proposed Floor Plan and Elevation all date stamped and received 25/04/2022.
==== PAGE 2 ====
22/00213/B Page 2 of 5
__
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site edged red on the submitted location plans forms part of the Balleneven Compost and Horticulture Ltd. This site was approved at appeal in 2005 under PA 04/01725/B.
1.2 The site is situated along the northern side of the A20 Poortown Road which links Ballig with Peel. The site is accessed via a well-established and fairly steep entrance off the A20. The site sits at the top of the hill where the fields begin to level although still gradually sloping northwards. The site is not readily visible from the Poortown Road although it is partially visible from sections of the A3, although these views across the landscape are intermittent between the trees and roadside vegetation.
1.3 Approved application PA 04/01725/B also included the development of landscaping banks within the site and which lined the access leading to the composting site and the boundaries of the working area.
1.4 More recently a new building was approved on the site under PA 16/00976/B for the erection of a building to provide a composting site with office accommodation which was an upgrade to the existing portacabin office facilities and also providing a covered area for composting and space for machinery maintenance and repair.
2.0 THE PROPOSAL 2.1 Approval is now sought for the erection of a polytunnel at the site. The proposed polytunnel is to measure 18m long x 6m wide, and 2.8m at its highest point and is to run along the inside of an existing landscaping sod bank within the site.
3.0 PLANNING HISTORY 3.1 The application site has been subject to only a number of applications although there have also been a number of applications in the surrounding area which can be considered relevant in the assessment of the current application. Each of the applications are listed in date order below:
3.2 PA 16/00976/B - for the erection of a building for the production and storage of compost and associated machinery, and an office/kitchen area with toilet and showering welfare facilities at mezzanine level - Approved
3.3 PA 07/00788/B - for the erection of an agricultural building within field 314583 which forms part of Ballaneven Farm was refused at Appeal due to the visual impact on the landscape.
3.4 PA 05/02006/B - for the Repair and widening of existing / former tracks, and creation of new tracks, and repair to hedges was given a Split decision at appeal in 2006. The appeal approved the retention of tracks carried out before 7th August 2006 to the South of point B on the plan whilst refusing the retention of engineering works beyond point B on the plan and the construction of new tracks.
==== PAGE 3 ====
22/00213/B Page 3 of 5
3.5 PA 04/01725/B - for the construction of an organic composting facility (Ballaneven Compost Ltd) was refused at Planning Committee, whilst the Planning Committee acknowledged the importance of composting green waste on the Island, the proposed facility, by virtue of its scale, required visibility splay and upgraded access, and the erection of a portacabin, would have an adverse impact on the character and appearance of the area. The development would be visible from the Poortown Road as well as from more distant points in the landscape given its elevated and exposed location. The Planning Committee judged that the creation of a composting facility on this site would thus be inappropriate and would seriously harm the area, which is recognised as having High Landscape Value and Scenic Significance. The application was taken to appeal and later granted full approval. The Inspector commented on the application stating the considerable asset that the recycling of green waste would bring to the Island. Whilst not visible from the Poortown Road the inspector agreed views could be achieved from further afield although at such distances it would be difficult to distinguish the composting works from an agricultural use of the land.
3.6 PA 00/01611/B - for the construction of two agricultural building on land at Ballaneven Farm was refused at appeal. The inspected concluded that there was a lack of need for both units and their prominent location at the top of the land would have a significant visual impact on the landscape.
4.0 PLANNING POLICY 4.1 The application site is located within an area not designated for development under the Isle of Man 1982 Development Plan and also within a zoned Area of High Landscape or Coastal Value and Scenic Significance. The interpretation and definition of the word 'agriculture' includes horticulture. General Policy 3 sets out a number of exceptions to development in the countryside and which includes for agricultural use and which would be the starting policy in this case. Also relevant would be Environment Policies 1 and 2 which relates to the countryside and AHLV, Environment Policies 15 and 17 in respect of visual appearance and best location of such agricultural or horticultural buildings and Business Policy 1 in respect of growth of the Islands businesses:
4.2 General Policy 3: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (f) building and engineering operations which are essential for the conduct of agriculture or forestry;"
4.3 Environment Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over- riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
4.4 Environment Policy 2: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
(a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential."
==== PAGE 4 ====
22/00213/B Page 4 of 5
4.5 Environment Policy 15: "Where the Department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new developments are sympathetic to the landscape and built environment of which they will form a part.
Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which it is intended.
Where new agricultural buildings are proposed next to or close to existing residential properties, care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape."
4.6 Environment Policy 17: "The development of buildings and other facilities associated with nurseries and market gardens will only be permitted where: a) any built development is of a scale, form, design and material in keeping with the character of its surroundings; b) any development does not unacceptably affect residential amenity or local highway conditions; c) there is no adverse impact on the character or appearance of the area or a requirement for significant highway alterations; and 49 d) if appropriate, those buildings are erected away from public highways and are screened from public gaze.
4.7 Business Policy 1: "The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan."
5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 German Parish Commissioners - no comments received as of (09/05/2022).
5.2 Department of Infrastructure Highway Services - No highways interest (04/05/2022).
5.3 No comments received from neighbouring properties.
6.0 ASSESSMENT 6.1 The site has been processing and recycling green waste from local businesses and amenity sites for over 10 years and has played a key role in the production of compost which is distributed Island wide. The business has recently changed hands and continues to grow and the supporting statement indicates that the business has recently purchased a new bagging machine for 40l compost bags, but in order to properly test the capabilities of their compost products, they need a suitable polytunnel facility in which they can plant seedlings, plants and crops and then test and record their findings. In terms of principle and need it is considered that both would be acceptable in terms of General Policy 3(f) and Environment Policy 1 and would allow a continued and beneficial growth to the business and its products in the interest of the local community.
==== PAGE 5 ====
22/00213/B Page 5 of 5
6.2 The proposed building is to be sited a short distance from the top of the entrance, along the inside edge of an existing sod bank running along the southern edge of the site and away from any neighbours. The siting and topography of the land means that there will be no views from the Poortown Road, although just like the larger agricultural building approved under 16/00976/B there could be distant views from the A3, although again these would likely be limited due to the height of the sod bank and in any case the views would be intermittent through the roadside trees and hedging. The polytunnel will be read in conjunction with the wider composting site and so even if some views were achieved, these are not expected to be so adverse as to result in any harm to the countryside or wider AHLV and thus the proposal in this respect is considered to have an acceptable visual and amenity impact in line with Environment Policies 2, 15 and 17.
7.0 CONCLUSION 7.1 Given the reasons above the application is considered to meet the tests of General Policy 3(f), Environment Policies 1, 2, 15 and 17 and Business Policy 1 of the Isle of Man Strategic Plan 2016 and is recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 10.05.2022
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.
Copyright in submitted documents remains with their authors. Request removal